Affordable Housing Presentation

Daniel Fortier, AICP, Town PlannerTown of [email protected](508)-760-6119

Blog: http://dennismaplanningdept.wordpress.com/

West Dennis Village BoundaryDennisport Village BoundarySouth Dennis Village Boundary Dennis Village BoundaryEast Dennis Village Boundary 2007 Property Boundaries

Approved/Built Pending or Under Const. Approval 80% 120% 80% 120%

Dennis Village 46East Dennis Village 98South Dennis 150 2 10 9 Dennisport 68 7 4 4 West Dennis 17

East Dennis

Dennis

South Dennis

West Dennis

Dennisport

Percent of Existing Percent of Population Housing that is Affordable Needing Affordable Housing

Dennis Village 3.6% 31.8%East Dennis Village 9.9% 42.3%South Dennis 7.3% 44.5% Dennisport 2.5% 54.4% West Dennis 1.6% 46.0%


Dennisport

West Dennis

South Dennis

Dennis

East Dennis


Unmet Housing Needs Unmet Housing Needs Low end of Range High end of Range

Dennis Village 234 Units 403 UnitsEast Dennis Village 324 Units 572 UnitsSouth Dennis 358 Units 720 Units Dennisport 254 Units 704 Units West Dennis 358 Units 720 Units

Dennisport

West Dennis

South Dennis

Dennis

East Dennis

Adopted September 18, 2001, Subsequently amended May 6, 2003,June 17, 2003 and October 18, 2005

The purpose of Section 4.9 is to further the goal of encouraging various lot sizes and housing types for persons of various age and income levels in accordance with Massachusetts General Laws, Chapter 40A, Section 9 which allows municipalities to adopt "incentive" ordinances for the creation of affordable year round housing, and for the purpose of:

a.) helping people who, because of rising land prices, have been unable to obtain suitable housing at an affordable price and,

b.) maintaining a stable economy by preventing out-migration of residents who provide essential services.

Affordable Housing Developments

Municipally Sponsored Housing Projects

Apartments Accessory to Residential Dwellings

Apartments Accessory to Commercial Development

Motel Conversions

Affordable Lots

Affordable Housing Developments:Requirements:

1. minimum tract of two and one-half (2 1/2) acres2. maximum of sixteen (16) dwelling units shall be

allowed in any one building 3. Planning Board may reduce the off-street parking

requirement4. The tract of land to be developed shall provide for

front, rear and side vegetated buffers of 25 feet 5. Where an applicant proposed to divide the tract of

land the minimum lot size shall be 10,000 sf. The Planning Board may reduce the internal front and rear yard setback requirements provided that setbacks shall be no less than 10 feet.

6. The development must conform to all other requirements of the Zoning By-law.

7. For multi-family buildings a properly screened area must be provided for storage of trash and recyclable materials.

8. The second unit created, and every fourth unit created there-after shall be deed restricted as permanently affordable units, per the applicable standards in Section 4.9.4 below. In no case shall less than twenty-five percent of the units be affordable. All units created shall be for year-round housing.

549 Center Street: 12 single family housing units on a single parcel – 3 deed restricted to 80% of median income.

MUNICIPALLY SPONSORED HOUSING PROJECTS (adopted May 6, 2003)

This section is intended to allow the Dennis Board of Selectmen to act as a sponsor for public or public/private joint venture affordable housing projects which:

a. encourages reuse of existing structures;b. promotes in-fill residential development opportunities;c. is compatible with the adjacent neighborhood;d. encourages development of economically priced housing

and a variety of types of housing; ande. fosters flexibility and creativity in the creation of

affordable housing.

Pitch Pine Corner - 4 three bedroom units

MUNICIPALLY SPONSORED HOUSING PROJECTSA municipally sponsored housing project may be allowed upon issuance of a special permit and may be afforded the following exceptions:

a. Normal density and setback requirements do not apply;b. Minimum Area of the Tract to be Developed under

Section 4.9.2.3.1 may be less than 2 ½ acres;c. the maximum density of the Tract to be Developed may be

greater than one bedroom per 10,000 sf of land area;d. the front, rear and side vegetated buffers may be less than

25 feet; ande. the minimum parking requirement may be less than 2

parking spaces per residential unit.

17 Summer Street – 8 units: 4 two-bedroom and 4 one-bedroom

MUNICIPALLY SPONSORED HOUSING PROJECTSAll units created shall be deed restricted as permanently affordable. Fifty percent of the units be affordable to households earning between 65% and 80% of the median income and the remainder of the units shall be affordable for people earning no more than 120% of the area’s median income. All units created shall be for year-round

housing

19 Elkanah Howland Road – 18 units6 one bedroom units, 8 two bedroom units, 4 three bedroom units

MUNICIPALLY SPONSORED HOUSING PROJECTS Unit Production

Pitch Pine Corner

Rental 4 Units 2 Units at 80% of Median

2 Units at 120% of Median

17 Summer Street

Rental 8 Units 4 Units at 80% of Median


19 Elkanah Howland Road

For Sale 18 Units 9 Units at 80% of Median


49 Baxter Street

For Sale 4 Units 2 Units at 80% of Median


Ocean Pines For Sale 10 units 5 Units at 80% of Median


49 Baxter Street 4 two bedroom units

Ocean Pines Cottage Condominiums: Cottage Colony Conversionto 10 ownership year round residential units.

Affordable Housing Apartment The Planning Board may by special permit allow the creation of Affordable Housing Apartments in residential and commercial zoning districts. Affordable Housing Apartments created under this bylaw shall be accessory to either an existing residential use or an existing commercial use. Affordable Housing Apartments shall be considered an "accessory use" to the principal use on the lot and shall be restricted so that Affordable Housing Apartments are never divided from the principal structure. Any lot containing an Affordable Housing Apartment shall be subject to a recorded restriction that shall restrict the lot owner's ability to convey interest in the Affordable Housing Apartment except leasehold estates for the term of the restriction.

508 Main Street, West Dennis: Convert one commercial unit to one deed restricted apartment. Net result, 4 apartments now in pre-existing structure.

Affordable Housing Apartment An Affordable Housing Apartment must have the following minimum areas:studio 250 square feetone bedroom units 700 square feettwo bedroom units 900 square feetthree bedroom units 1,200 square feet

four bedroom units 1,400 square feet

120 Lower County Road Convert former snack bar and two seasonal units to 3 apartments, one deed restricted affordable. Net result three apartments on site.

102 Lower County Road Convert interior office space to one deed restricted Two bedroom apartment. Net result 4 apartments on site.

Affordable Housing Apartment General Requirements for all Affordable Housing Apartment Projects:

1. The Planning Board shall have the discretion to reduce the off-street parking requirements where (1) the number o units to be restricted exceeds 25%, and (2) the applicant demonstrates that the proposed parking is sufficient to address the parking needs of the Development.

2. A properly screened area must be provided for storage of trash and recyclable materials.

3. Only those basements with walk-out capabilities may be converted into living space

4. Garage parking stalls may be converted into living space only if the applicant can demonstrate an efficient and cost effective method for providing heat and other utilities to the unit to be created.

5. The second unit created, and every fourth unit created there-after shall be deed restricted as permanently affordable units. In no case shall less than twenty-five percent of the units be affordable. All units created shall be for year-round housing.

Affordable Housing Apartment

Additional Requirements for Apartments Accessory to Residential Uses:

1. An Affordable Housing Apartment accessory to an existing residential use may only be created on lots on which there already exists a Principal Residential Structure, and may only be created within such Principal Residential Structure, or within an existing accessory structure, as that term is defined under Section 5 of the Zoning By-law. The structure in which an Affordable Housing Apartment is proposed must have been in existence, whether by permit or in fact, for at least five years prior to the filing of the special permit application.

2. An Affordable Housing Apartment accessory to a residential use shall not be allowed on lots of less than 20,000 sf.

3. The footprint of a Principal Residential Structure may not be expanded in order to accommodate an Affordable Housing Apartment.

4. For the purposes of 4.9.3.4, one unit shall be owner occupied on a year-round basis, except for bona fide temporary absences during which the unit is not rented.

Affordable Housing Apartment Additional Requirements for Apartments

Accessory to Commercial Uses:1. An Affordable Housing Apartment may be created by

converting an existing accessory structure, or space within an existing Principal Commercial Structure, to a dwelling unit.

2. No accessory residential uses shall be allowed within the Industrial District.

Cobblestone Court: Convert 3 commercial units into four apartmentswith 1 of the apartments deed restricted. Net result, three apartments and 2 commercial units.

47 Route 134: New commercial construction with 8 one bedroom apartments above. Two units deed restricted affordable.

16 Telegraph Road: Convert vacant ground level storage space and empty upper Level area to 7 one bedroom apartments. Two units deed Restricted to 80% of median in perpetuity, 1 unit deed restricted To 50% of median for 20 years and 4 units deed restricted to 80% for 20 years. Net 2 ground level retail units and 7 apartments.

Affordable Housing Apartment Unit Production

508 Main Street Rental 1 new unit 1 Unit at 80% of Median

Net 4 rental units on site

16 Telegraph Road

Rental 7 new units 6 Units at 80% of Median and 1 at 50% of Median

Net 7 rental units and 2 commercial units on site

120 Lower County Road

Rental 3 new year round units

1 Unit at 80% of Median

Net 3 rental units

27 & 29 Mill Street

Rental 5 new units 5 units at 80% of median

Net 5 rental units

47 Route 134 Rental 8 new units 2 Units at 80% of Median

Net 8 rental units and 9,900 sf of commercial on site

Cobblestone Court

Rental 4 new units 1 Units at 80% of Median

Net 4 rental units and 2 commercial units on site

1369 Route 134 Rental 4 new units 2 Units at 80% of Median

Net 4 rental units and 1 commercial unit on site


Rental 1 new unit 1 Unit at 80% of Median

Net 4 rental units on site

Affordable Housing Apartment Unit Production

576 Route 28 Rental 2 new units 1 deed restricted affordable to 80% of median

Net 8 units on site

321 Sea Street Rental 1 new unit 1 deed restricted to 80% of median

Net 2 units and 1 commercial unit on site


Rental 1 new unit 1 deed restricted to 80% of median

Net 4 units on site

1369 Route 134: Convert commercial space to four apartments. Two units deed restricted to 80% of median income.

27 & 29 Mill Street: Convert former church and rectory to five residential units. New units deed restricted to 80% of median income.

Affordable Housing Apartment

Additional Requirements for Conversion of Motels and Hotels (Amended June 17, 2003)

1. Affordable Housing Apartments may be created by converting an existing accessory structure, or space within and existing hotel or motel, into dwelling units.

2. Units created through conversions shall not be less than 250 square feet not including areas not intended for human habitation such as areas of the basement, attic or garage. In order to promote the mixture of housing units, the following standards shall apply:

3. No less than 25% of the units created must be classified as one bedroom units with a minimum floor area of 700 sf.

4. No more than 25% of the units created may have a minimum floor area of less than 400 sf.

5. Planning Board may require up to 10% of the units in a Hotel/Motel conversion be two-bedroom units, i.e. units with a minimum floor area of 900 sf.

6. No existing building shall be expanded in order to accommodate Affordable Housing Apartments

Cape Haven Efficiency Apartments:Eight cottages converted to year-round rental units. Two units deed restricted affordable to 80% of median income.

Shifting Sands Condominiums:24 unit motel converted to eight year-round condominium units. Townnegotiated a fee in-lieu of units and received a $442,000 commitment towards affordable housing development.

South Cape Apartments:24 unit motel conversionto 24 rental units, 12deed restricted to 80%of median income.

South Cape Apartments

Rental 24 apartments


Increase in affordability requirement to off-set parking shortage

Cape Haven Efficiency Apartments

Rental 8 apartments


Shifting Sands Condominiums

For Sale

8 condos $442,000 fee in-lieu of units committed to affordable housing

Affordable Housing ApartmentConversion of Motels and Hotels

Unit Production

“AFFORDABLE” LOTS”

Lots of record as of the June 17, 2003 which do not satisfy minimum lot size requirements and which are not protected as nonconforming lots by law because they are in common ownership with adjoining lots may nevertheless be built upon by Special Permit from the Planning Board under the following conditions:

“AFFORDABLE” LOTS” (as amended through October 18, 2005)1 Each lot contains at least 10,000 square feet of land area and

satisfies other applicable Board of Health requirements. Except that no lot located within a Zone II Water Recharge Area shall be built upon.

2 Each lot has safe and adequate access to a public or private way. 3 Each lot is similar in nature, i.e. size and shape to the lots

immediately adjacent to and across the street from the lot to be separated.

4 Each lot may not be used for a structure larger than three bedrooms, and there must be a minimum of 5,000 square feet of land area for each bedroom.

5 The applicable front, side and rear setbacks shall be determined by establishing an average setback based upon the principal structures on the lots immediately adjacent to and across the street from the lot to be built upon as a separate lot.

6 Where two lots are held in common ownership, one of the two lots shall be deed restricted as permanently affordable.

7 Where more than two lots are held in common ownership, the second, third and fifty percent of the remaining lots to be built upon under the special permit shall be deed restricted as permanently affordable (i.e. the fourth lot may be market rate, fifth shall be affordable, sixth market rate etc),.

8 This section shall not prevent a lot owner from building a house on such lot and from transferring the lot to an income eligible immediate family member (sibling, parent or child) by gift or inheritance, provided that the restriction required by this subsection is properly recorded prior to issuance of a building permit provided that the lot owner (or immediate family member) owned the lot as of October 18, 2005.

16 Riverdale North: 2 bedroom rental home created by a private investor. Deed restricted to 80% of median income.

Affordable Housing Restrictions

1 At least 25% of the housing units created under must be permanently deed restricted affordable, (cost (including heat, but not other utilities) not to exceed 30% of the annual income of a household earning 80% of the Barnstable County median income, and shall be rented or sold to households earning at or below 80% of the Barnstable County median income.)

2008 income levels

1 person household $41,4502 person household $47,3503 person household $53,3004 person household $59,200

DENNISPORT VILLAGE CENTER

The new by-law creates a mixed use residential and commercial neighborhood that fits with the Cape’s traditional architectural character. The revitalized village center would complement and enhance the surrounding community

DENNISPORT VILLAGE CENTER

View 1- Existing Conditions

This is Dennisport currently looking east down Route 28.

View 1- 42’ Height, 3 Story

This is what Dennisport could look like with residential units above retail stores.

View 2- Existing Conditions

This is Dennisport currently lookingwest down Route 28.

View 2- 42’ Height

This is what Dennisport could look like.

KEY HOUSING COMPONENTS OF DENNISPORT VILLAGE CENTER BY-LAW

The addition of a single housing unit, which would allow for only that one housing unit, in a structure of less than 2,500 square feet….is allowed by right.

The Base Residential density of the Dennisport Village Center shall be 1 unit per 40,000 sf of land area or pre-existing lot of record unless an increase of density is granted by a Special Permit for the creation of mixed income housing opportunities if a minimum of 25% of the total number of dwellings are affordable restricted per the requirements of Section 4.9.4 of this Zoning By-law.

All requests for commercial development of over 2,500 sf, other than the re-use of floor space in existence on April 5, 2004, shall include residential development within the district at the minimum rate of one new dwelling per 5,000 square feet of commercial space. For partial units, less than 0.5 of a unit rounds down to the next lower whole number of units and 0.5 of a unit or greater rounds up to the next higher whole number of units.

West Dennis

• West Dennis Village Center

• Village Center Support District

• Mixed Use Marine District

• Residential/Commercial District

• Marine Open Space District

The West Dennis Village Center

The purpose is to complement the

existing architecture in

look and style and promote a live,

work, shop environment,

encouraging both redevelopment

and infill development.

PROJECTS “IN THE WORKS”

Fee In-Lieu of Units zoning amendment to allow the Planning Board to accept fees when particular circumstances may warrant off-site housing. Wording may look like:

For the purposes of this bylaw the fee-in-lieu of the

construction or provision of affordable units will be

determined as a per-unit cost as calculated as the

difference between the the higher of 50% of theaverage targeted sale price of the units in thedevelopment or the average new home sale

price forthe most recent available twelve (12) month

periodand the appropriate affordable sales price in theproposed project

Employee Housing

New Hotel Resort District which will include some combination of employee housing requirements or payment of a fee in-lieu-of units.

New Cultural Arts District which will include allowance for the creation of employee housing, fee in-lieu-of units, and “artist” oriented housing opportunities

Potential 40R District over 12 acres of land adjacent to Dennisport Village Center.

State Ch. 40B Count – 372 Units or 4.57%Ch. 40B Units not in the count – 14 or 0.2%Occupied Local Initiative Units to be added 40 units or 0.49%Approved Not Occupied Units to be added 19 units or 0.24% Pending Approval 4 units or 0.04% Total Affordable Units Added Since 9-28-2001 by Ch. 40B – 0Total Affordable Units Added Since 9-28-2001 by Local By-law - 59

AFFORDABLE HOUSING UNITS APPROVED AND NOT IN STATE LIST

Name Approved Total Units

Affordable Units Type Status

Dennis West Motel Conversion

2002 24 12 Rental Occupied

508 Main Street




16 Telegraph Road

2003 7 2 permanently affordable and 5 restricted for 20 years

Rental Occupied

163 Upper County Road

2003 4 2 at 80% and 2 at 120% of median

Rental Occupied

321 Main Street

2003 10 5 at 80% and 5 at 120% of median

Ownership Occupied




2007 1 1 at 80% of median

Rental 1 two-bedroom unit Occupied

Name

Approved Total Units Affordable Units Type Status

321 Sea Street 2007 1 1 Rental Approved

576 Route 28 2007 2 1 at 80% Rental 1 studio unit

47 Route 134 2004 8 2 Rental Under Construction

Cobblestone Court, Rte 134

Approved February 2007

4 1 Rental 1 two bedroom deed restricted

1369 Route 134, East Dennis – Commercial Conversion

Approved 4-3-2006

4 2 at 80% Rental

19/21 Elkannah Howland Road, South Dennis

Approved 3-20-2006Appealed

18 9 at 80% of median income and 9 at 120% of median income

For Sale Supported by Housing Partnership and Board of Selectmen


Approved 4-3-2006

1 1 at 80% Rental

49 Baxter Street Approved 5-8-2006

4 2 at 80% of median and 2 at 120% of median

For Sale Occupied

Name

Approved Total Units Affordable Units Type Status

GC Construction Center Street

2007 12 3 For Sale Under Construction

Keefe Project, Dennisport

27 & 29 Mill Street

2007 5 units 5 Rental Under Construction

17 Summer Street

Under Review

8 units 4 at 80% and 4 at 120% of median

Rental

Not yet submitted

16 units 4 Unknown Preliminary Discussions

OCCUPIED %

TOTAL UNITS 78

80% RESTRICTION

35 (+ 5 for 15 years)

45% (51%)

120% RESTRICTION

9 12%

APPROVED NOT OCCUPIED

%

TOTAL UNITS 45

80% RESTRICTION

23 52%

120% RESTRICTION

13 29%

PENDING %

TOTAL UNITS 8

80% RESTRICTION

4 50%

120% RESTRICTION

4 50%

Blog: http://dennismaplanningdept.wordpress.com/

Affordable Housing Presentation

Business

Transcript of Affordable Housing Presentation